13435 Kaplan Ter · North Port, FL 33981

$289,000

3 bd · 2.0 ba · 1,270 sqft · Land · 123 Days on market

Built 2024 9,999 sqft lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +14.5/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• DSCR +4.4/10.0
• Rent growth +3.8/5.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful buildable lot in a developing area of western Charlotte county where there are no deed restrictions. Close to SW Florida's Best Beaches, baseball, diving, boating, and golf are all within a few easy miles. (Price is per lot $22,000.00) This property is the perfect location for a new home, build today or hold for future investment. Near the Cape Haze Pioneer Trail Park Park with biking & walking trails, picnic tables & a historic wood-framed rail workers building. There is a lot of new construction in the area but this neighborhood is still nice and quiet. Englewood FL is a crown jewel with plenty of nature and wildlife the perfect area for exploring. Seller has 12 lots total available. Other lot addresses are 13435 KAPLAN TER and 13395 KAPLAN TER. The lots are not together, they are on the same block very close! When partnered with the sellers' other lots (also on the market) it will create 3 lots together on Kaplan Lots 12,13,14. Part of a 12 lot portfolio. Perfect for a builder wanting to expand into the area. One of the lots is waterfront.

Key facts

• 9,999 sq ft lot
• 2 garage spots
• Built 2024

Property features AI

Finance

• Other: Property zoned RSF3.5
• HOA & community: No association

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Well water; Septic tank; Private utilities
• Home design: Single family residence; Residential property; One story; North-facing
• Construction: Block construction; Shingle roof; Slab foundation; Completed condition; Built on lot of approximately 0.23 acres
• Exterior features: Private mailbox; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Thermostat; Other interior features
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $289k.

Deal economics

• At list price, monthly cash flow is $-364 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (23.2% below list).
• Recommended offer: $222k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.8% in North Port — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#252 in FL, #3,975 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Charlotte (suburban): math 54% / reading 54% proficiency, ranked #22 of 73 in FL (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Myakka River Elementary School (math 65% / reading 60%, grade B, #601 of 2,144 statewide, top 28%, 608 students, 51% FRL); L. A. Ainger Middle School (math 65% / reading 53%, grade B, #144 of 571 statewide, top 26%, 720 students, 40% FRL); Lemon Bay High School (math 50% / reading 56%, grade C-, #148 of 667 statewide, top 23%, 1,360 students, 28% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 2198 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,585 units permitted in Charlotte County in 2024 (703 in 5+ unit buildings).
• This rent runs 32% of the median local income ($84k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Charlotte County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $28k; list at $289k implies a 932% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→29/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $221,869 (23.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.29% rent growth · sell at horizon

5-year hold

• IRR: -22.8%
• Equity multiple: 0.20×
• Total profit: $-64,664
• Equity at exit: $43,091

10-year hold

• IRR: -11.9%
• Equity multiple: 0.22×
• Total profit: $-63,222
• Equity at exit: $24,987

Cash invested: $80,920 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33981

• Home prices YoY: -7.5%
• Rents YoY: 5.3%
• Active inventory: 2198
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$54 /mo · $649/yr
• Insurance: −$120
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-364

Break-even live

Break-even rent $2,679

Max offer price $224,737

Occupancy floor —

Sensitivity live

Price	-10% $-200	-5% $-282	+0% $-364	+5% $-446	+10% $-527
Rent	-10% $-539	-5% $-451	+0% $-364	+5% $-276	+10% $-189
Rate	-1.0pp $-218	-0.5pp $-290	base $-364	+0.5pp $-439	+1.0pp $-515

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6551 Coliseum Blvd Port Charlotte, FL	3.0	2.0	1386	$1,850	$1.33	15d	1	0.44mi
13288 Fowler Ave Port Charlotte, FL	3.0	2.0	1203	$2,500	$2.08	23d	1	0.56mi
6351 Coniston St Port Charlotte, FL	3.0	2.0	1200	$1,950	$1.62	23d	1	0.57mi
6248 Drucker Cir Port Charlotte, FL	3.0	2.0	1414	$1,810	$1.28	15d	1	0.60mi
6628 Thorman Rd Port Charlotte, FL	3.0	2.0	1116	$1,800	$1.61	23d	1	0.61mi
13349 Buckett Cir Port Charlotte, FL	3.0	3.0	1560	$2,795	$1.79	23d	1	0.80mi
7415 Beckley St Port Charlotte, FL	3.0	2.0	1405	$1,400	$1.00	23d	1	1.06mi
13184 Eureka Cir Port Charlotte, FL	3.0	2.0	1640	$2,300	$1.40	23d	1	1.08mi
13280 Foresman Blvd Port Charlotte, FL	3.0	2.0	1500	$2,800	$1.87	15d	1	1.09mi
14073 Naylor Ave Port Charlotte, FL	3.0	2.0	1818	$2,250	$1.24	23d	1	1.24mi
431 Albatross Rd Rotonda West, FL	2.0	2.0	1857	$4,800	$2.58	23d	1	1.39mi
8249 Dimstead St Port Charlotte, FL	3.0	2.0	1202	$1,675	$1.39	23d	1	1.42mi
5498 Montego Ln Port Charlotte, FL	2.0	2.0	1070	$1,695	$1.58	23d	1	1.50mi
12223 Maltz Ave Unit 12225" Port Charlotte, FL	3.0	2.0	1162	$1,649	$1.42	23d	1	1.50mi

Listing history 41 events

1. 2026-06-22
   days on market $289,000 Active 123 DOM
2. 2026-06-18
   days on market $289,000 Active 120 DOM
3. 2026-06-17
   days on market $289,000 Active 119 DOM
4. 2026-06-16
   days on market $289,000 Active 118 DOM
5. 2026-06-15
   days on market $289,000 Active 117 DOM
6. 2026-06-14
   days on market $289,000 Active 115 DOM
7. 2026-06-13
   days on market $289,000 Active 114 DOM
8. 2026-06-10
   days on market $289,000 Active 112 DOM
9. 2026-06-09
   days on market $289,000 Active 111 DOM
10. 2026-06-08
    days on market $289,000 Active 110 DOM
11. 2026-06-07
    days on market $289,000 Active 109 DOM
12. 2026-06-05
    days on market $289,000 Active 106 DOM
13. 2026-06-03
    days on market $289,000 Active 105 DOM
14. 2026-06-02
    days on market $289,000 Active 104 DOM
15. 2026-06-01
    days on market $289,000 Active 103 DOM
16. 2026-05-31
    days on market $289,000 Active 102 DOM
17. 2026-05-30
    days on market $289,000 Active 101 DOM
18. 2026-02-21
    price $289,000
19. 2026-02-18
    listed $295,000 Active
20. 2025-11-28
    historical
21. 2025-11-17
    historical $1,800
22. 2025-09-30
    price $285,000
23. 2025-09-04
    price $1,800
24. 2025-08-09
    price $1,897
25. 2025-07-22
    price $1,950
26. 2025-07-21
    price $299,000
27. 2025-06-14
    price $2,000
28. 2025-06-09
    price $311,997
29. 2025-05-01
    price $2,050
30. 2025-02-18
    price $319,997
31. 2025-01-25
    price $2,097
32. 2024-11-16
    price $2,189
33. 2024-11-10
    price $2,197
34. 2024-11-09
    price $329,997
35. 2024-10-18
    listed $2,200
36. 2024-10-16
    listed $330,000 Active
37. 2023-05-11
    soldstatus $28,000
38. 2022-08-02
    soldstatus $19,000 Closed 1080-char remark

    Show marketing remark (1080 chars)

    Beautiful buildable lot in a developing area of western Charlotte county where there are no deed restrictions. Close to SW Florida's Best Beaches, baseball, diving, boating, and golf are all within a few easy miles. (Price is per lot $22,000.00) This property is the perfect location for a new home, build today or hold for future investment. Near the Cape Haze Pioneer Trail Park Park with biking & walking trails, picnic tables & a historic wood-framed rail workers building. There is a lot of new construction in the area but this neighborhood is still nice and quiet. Englewood FL is a crown jewel with plenty of nature and wildlife the perfect area for exploring. Seller has 12 lots total available. Other lot addresses are 13435 KAPLAN TER and 13395 KAPLAN TER. The lots are not together, they are on the same block very close! When partnered with the sellers' other lots (also on the market) it will create 3 lots together on Kaplan Lots 12,13,14. Part of a 12 lot portfolio. Perfect for a builder wanting to expand into the area. One of the lots is waterfront.

39. 2022-05-02
    status Pending 1080-char remark

    Show marketing remark (1080 chars)

    Beautiful buildable lot in a developing area of western Charlotte county where there are no deed restrictions. Close to SW Florida's Best Beaches, baseball, diving, boating, and golf are all within a few easy miles. (Price is per lot $22,000.00) This property is the perfect location for a new home, build today or hold for future investment. Near the Cape Haze Pioneer Trail Park Park with biking & walking trails, picnic tables & a historic wood-framed rail workers building. There is a lot of new construction in the area but this neighborhood is still nice and quiet. Englewood FL is a crown jewel with plenty of nature and wildlife the perfect area for exploring. Seller has 12 lots total available. Other lot addresses are 13435 KAPLAN TER and 13395 KAPLAN TER. The lots are not together, they are on the same block very close! When partnered with the sellers' other lots (also on the market) it will create 3 lots together on Kaplan Lots 12,13,14. Part of a 12 lot portfolio. Perfect for a builder wanting to expand into the area. One of the lots is waterfront.

40. 2022-04-18
    listed $22,000 Active 1080-char remark

    Show marketing remark (1080 chars)

    Beautiful buildable lot in a developing area of western Charlotte county where there are no deed restrictions. Close to SW Florida's Best Beaches, baseball, diving, boating, and golf are all within a few easy miles. (Price is per lot $22,000.00) This property is the perfect location for a new home, build today or hold for future investment. Near the Cape Haze Pioneer Trail Park Park with biking & walking trails, picnic tables & a historic wood-framed rail workers building. There is a lot of new construction in the area but this neighborhood is still nice and quiet. Englewood FL is a crown jewel with plenty of nature and wildlife the perfect area for exploring. Seller has 12 lots total available. Other lot addresses are 13435 KAPLAN TER and 13395 KAPLAN TER. The lots are not together, they are on the same block very close! When partnered with the sellers' other lots (also on the market) it will create 3 lots together on Kaplan Lots 12,13,14. Part of a 12 lot portfolio. Perfect for a builder wanting to expand into the area. One of the lots is waterfront.

41. 2005-11-07
    listed $39,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast FL · Resets to sale price

• Current annual tax: $649 · $54/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$1,750/yr (+$146/mo · 269.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥107°F today · 29 d/yr by 30 yrs out
• 💨 Wind 10/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,624
• − Mortgage interest: −$16,188
• − Property taxes: −$649
• − Insurance: −$6,564
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$8,407
• Taxable loss: −$9,443
• Est. tax savings @ 24.0%: +$2,266
• After-tax cash flow: $-2,099/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charlotte
• NCES district ID: 1200240
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 54% ▼ -1.00%
• Median HH income: $44,864
• Composite: 45.62/100
• National rank: #2586
• State rank: #22 of 73 in FL

Livability — North Port

• Score: 75/100
• State rank: #252
• US rank: #3975

Category grades

Amenities F Commute F Cost of living A- Crime A+ Employment B+ Housing A+ Health & safety A+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Charlotte County · 196,994 people
• City population: 75,324
• Metro: Punta Gorda, FL
• Population (ZIP): 15,622
• Household income: $84,098
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 105.0

Population outlook (Charlotte County) Hauer SSP2

• Today (2025): 198,646 people
• By 2030: 210,507 · +6.0%
• By 2040: 230,857 · +16.2%
• By 2050: 247,148 · +24.4%
• By 2075: 281,777 · +41.8%
• By 2100: 293,609 · +47.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 4% Black 2% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 96% English-only · Spanish 1% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Charlotte

• 2024 margin: Solid R (+34.0) · D 32.7% · R 66.7%
• 2008→2024 swing: -26.7pp toward R · 2008: -7.2pp · 2024: -34.0pp
• All cycles: 2024: R+34.0 2020: R+26.6 2016: R+27.8 2012: R+14.3 2008: R+7.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -28.09%
• Current HPI: 346.5247
• Rent YoY: ▲ 5.29%
• Metro: Punta Gorda, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

+624.3% since first listed

24 events — show timeline

• 2026-02-21 Price Changed $289,000 Stellar MLS as Distributed by MLS Grid
• 2026-02-18 Listed $295,000 Stellar MLS as Distributed by MLS Grid
• 2025-11-28 Listing Removed — Stellar MLS as Distributed by MLS Grid
• 2025-11-17 Rental Removed $1,800 STELLARMLS
• 2025-09-30 Price Changed $285,000 Stellar MLS as Distributed by MLS Grid
• 2025-09-04 Price Changed $1,800 STELLARMLS
• 2025-08-09 Price Changed $1,897 STELLARMLS
• 2025-07-22 Price Changed $1,950 STELLARMLS
• 2025-07-21 Price Changed $299,000 Stellar MLS as Distributed by MLS Grid
• 2025-06-14 Price Changed $2,000 STELLARMLS
• 2025-06-09 Price Changed $311,997 Stellar MLS as Distributed by MLS Grid
• 2025-05-01 Price Changed $2,050 STELLARMLS
• 2025-02-18 Price Changed $319,997 Stellar MLS as Distributed by MLS Grid
• 2025-01-25 Price Changed $2,097 STELLARMLS
• 2024-11-16 Price Changed $2,189 STELLARMLS
• 2024-11-10 Price Changed $2,197 STELLARMLS
• 2024-11-09 Price Changed $329,997 Stellar MLS as Distributed by MLS Grid
• 2024-10-18 Listed for Rent $2,200 STELLARMLS
• 2024-10-16 Listed $330,000 Stellar MLS as Distributed by MLS Grid
• 2023-05-11 Sold (Public Records) $28,000 Public Records
• 2022-08-02 Sold (MLS) $19,000 Stellar MLS as Distributed by MLS Grid
• 2022-05-02 Pending — Stellar MLS as Distributed by MLS Grid
• 2022-04-18 Listed $22,000 Stellar MLS as Distributed by MLS Grid
• 2005-11-07 Listed $39,900 Stellar MLS as Distributed by MLS Grid

Property tax history

+9.6%/yr

Latest (2025): $649 · +19.8% YoY. Source: county tax records.